Drafting and Negotiating Commercial Leases. John H. Hawthorne Partner, Protorae Law PLLC June 1, 2015

Transcription

1 Drafting and Negotiating Commercial Leases John H. Hawthorne Partner, Protorae Law PLLC June 1, 2015

2 Drafting and Negotiating Commercial Leases Introduction to Drafting Commercial Leases Lease Provisions 2

3 Introduction to Drafting Commercial Leases Types of Leases The Drafting Process Commercial Lease Checklist 3

4 Types of Leases Retail Office Restaurant Mixed Use Additional Forms and Types 4

5 The Drafting Process The Letter of Intent (LOI) Protecting the Unknown Interests of the Client 5

6 Lease Provisions Basic Lease Provisions Insurance and Casualty Subordination Construction 6

7 Basic Lease Provisions Rate and Description Term and Renewals CAM Expenses Guarantees Abatements Real Estate Taxes 7

8 Commercial Lease Checklist Financial Terms Terms of the Premises Common Areas and Their Expenses/Charges (CAM) Assignment and Subletting Default Repairs and Physical Alterations Insurance and Indemnification Provisions Subordination and Attornment Provisions Casualty, Condemnation and Eminent Domain Signage and Parking Relocation Miscellaneous Provisions 8

9 Easements and Other Servitudes in the Commercial Context 9

10 Easements and Other Servitudes in the Commercial Context Servitudes and Rights Associated With Them Terminology: Easement v. Covenant v. License v. Lease Creation of Servitudes Altering a Servitude Abandonment and Extinguishment 10

11 Servitudes: Rights and Types Easement Covenant License Lease 11

12 Easements Privilege without profit Right to use but NOT right to possess Servient v. Dominant Express Easement Appurtenant v. In Gross 12

13 Creation of the Easement Express Easement Implied Easement Easement by Necessity Prescriptive Easement Adverse Under Claim of Right Exclusive Continuous Uninterrupted Knowledge & Acquiescence 13

14 The Covenant Agreement between one or more parties that governs how real property will be utilized Right to use but NOT a possessory interest Affirmative Obligations Negative Covenants 14

15 Creation of the Covenant Restrictive Covenants Running with the Land Equitable Easements or Equitable Servitudes Enforcement of the Covenant Privity Horizontal Privity Vertical Intent Touches and Concerns In Writing 15

16 The License Right to utilize but NO interest in the real property at all Conditional Time and Use Creation of the License Express agreement Actions of the owner Practical Examples in the Commercial Context 16

17 The Lease Right to possess AND utilize Interest in the real property conditioned upon time and use Interest that can be superior to future conveyance or liens Back to example of License v. Lease Creation of the Lease Oral v. Written 17

18 Can a Landowner Alter a Servitude? Easements Covenants Lease License 18

19 Abandonment and Extinguishment Covenants Easements Licenses Leases 19

20 Purchase and Sale Agreements 20

21 Purchase and Sale Agreements Price and Payment Terms Representations and Warranties, Conditions and Covenants Timing for a Smooth Transition Real World Remedies Risk of Loss Negotiation of Other Provisions Sample Purchase/Sale Agreement Review 21

22 Spelling out the Price and Payment Terms Price Deposit Payment Terms 22

23 Reps and Warranties / Covenants and Conditions Representations and Warranties Covenants Conditions Importance of Each Examples of Each 23

24 Getting Timing Down for a Smooth Transition Contingency Periods Study Period Financing Contingency Appraisal Contingency Negotiation of Time Periods Interests of Each Party 24

25 Real World Remedies Monetary Damages Specific Performance Tying up the Deposit Negotiating the Default Provisions 25

26 Risk of Loss Common Law Rule Negotiating the Risk Assumption of the Risk Transfer Date & Time Recordation v. Delivery of the Deed 26

27 Negotiating Other Provisions Title Time of the Essence 27

28 Sample PSA Review Attached Purchase and Sale Agreement Discussions with the Client Knowing What to Fight / Pick the Battle 28

29 Questions 29

30 John H. Hawthorne Partner